99TH GENERAL ASSEMBLY
State of Illinois
2015 and 2016
HB2752

 

Introduced , by Rep. Jehan A. Gordon-Booth

 

SYNOPSIS AS INTRODUCED:
 
65 ILCS 5/11-20-15
65 ILCS 5/11-20-15.1

    Amends the Municipal Code. Provides that liens obtained for the removal of neglected weeds, grass, trees, and bushes; pest extermination; removal of infected trees; removal of garbage, debris, and graffiti; and the costs of removal, securing, and enclosing on abandoned residential property shall also affix to any real property of the property owner. Further provides that the notice requirements apply to liens against any real property of the property owner. Effective immediately.


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FISCAL NOTE ACT MAY APPLY
HOUSING AFFORDABILITY IMPACT NOTE ACT MAY APPLY

 

 

A BILL FOR

 

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1    AN ACT concerning local government.
 
2    Be it enacted by the People of the State of Illinois,
3represented in the General Assembly:
 
4    Section 5. The Illinois Municipal Code is amended by
5changing Sections 11-20-15 and 11-20-15.1 as follows:
 
6    (65 ILCS 5/11-20-15)
7    Sec. 11-20-15. Lien for removal costs.
8    (a) If the municipality incurs a removal cost under Section
911-20-7, 11-20-8, 11-20-12, or 11-20-13 with respect to any
10underlying parcel, then that cost is a lien upon that
11underlying parcel and any real property of the property owner.
12These liens are This lien is superior to all other liens and
13encumbrances, except tax liens and as otherwise provided in
14subsection (c) of this Section.
15    (b) To perfect a lien under this Section, the municipality
16must, within one year after the removal cost is incurred, file
17notice of lien in the office of the recorder in the county in
18which the underlying parcel is located or, if the underlying
19parcel is registered under the Torrens system, in the office of
20the Registrar of Titles of that county. The notice must consist
21of a sworn statement setting out:
22        (1) a description of the underlying parcel that
23    sufficiently identifies the parcel;

 

 

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1        (2) the amount of the removal cost; and
2        (3) the date or dates when the removal cost was
3    incurred by the municipality.
4    If, for any one parcel, the municipality engaged in any
5removal activity on more than one occasion during the course of
6one year, then the municipality may combine any or all of the
7costs of each of those activities into a single notice of lien.
8    (c) A lien under this Section is not valid as to: (i) any
9purchaser whose rights in and to the underlying parcel arose
10after the removal activity but before the filing of the notice
11of lien; or (ii) any mortgagee, judgment creditor, or other
12lienor whose rights in and to the underlying parcel arose
13before the filing of the notice of lien.
14    (d) The removal cost is not a lien on the underlying parcel
15or any real property of the property owner unless a notice is
16personally served on, or sent by certified mail to, the person
17to whom was sent the tax bill for the general taxes on the
18property for the taxable year immediately preceding the removal
19activities. The notice must be delivered or sent after the
20removal activities have been performed, and it must: (i) state
21the substance of this Section and the substance of any
22ordinance of the municipality implementing this Section; (ii)
23identify the underlying parcel, by common description; and
24(iii) describe the removal activity.
25    (e) A lien under this Section may be enforced by
26proceedings to foreclose as in case of mortgages or mechanics'

 

 

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1liens. An action to foreclose a lien under this Section must be
2commenced within 2 years after the date of filing notice of
3lien.
4    (f) Any person who performs a removal activity by the
5authority of the municipality may, in his or her own name, file
6a lien and foreclose on that lien in the same manner as a
7municipality under this Section.
8    (g) A failure to file a foreclosure action does not, in any
9way, affect the validity of the lien against the underlying
10parcel.
11    (h) Upon payment of the lien cost by the owner of the
12underlying parcel after notice of lien has been filed, the
13municipality (or its agent under subsection (f)) shall release
14the lien, and the release may be filed of record by the owner
15at his or her sole expense as in the case of filing notice of
16lien.
17    (i) For the purposes of this Section:
18    "Lien cost" means the removal cost and the filing costs for
19any notice of lien under subsection (b).
20    "Removal activity" means any activity for which a removal
21cost was incurred.
22    "Removal cost" means a removal cost as defined under
23Section 11-20-7, 11-20-8, 11-20-12, or 11-20-13.
24    "Underlying parcel" means a parcel of private property upon
25which a removal activity was performed.
26    "Year" means a 365-day period.

 

 

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1    (j) This Section applies only to liens filed after August
214, 2009 (the effective date of Public Act 96-462).
3    (k) This Section shall not apply to a lien filed pursuant
4to Section 11-20-15.1.
5(Source: P.A. 96-462, eff. 8-14-09; 96-856, eff. 3-1-10;
696-1000, eff. 7-2-10.)
 
7    (65 ILCS 5/11-20-15.1)
8    Sec. 11-20-15.1. Lien for costs of removal, securing, and
9enclosing on abandoned residential property.
10    (a) If the municipality elects to incur a removal cost
11pursuant to subsection (d) of Section 11-20-7, subsection (d)
12of Section 11-20-8, subsection (d) of Section 11-20-12, or
13subsection (e) of Section 11-20-13, or a securing or enclosing
14cost pursuant to Section 11-31-1.01 with respect to an
15abandoned residential property, then that cost is a lien upon
16the underlying parcel of that abandoned residential property
17and any real property of the property owner. These liens are
18This lien is superior to all other liens and encumbrances,
19except tax liens and as otherwise provided in this Section.
20    (b) To perfect a lien under this Section, the municipality
21must, within one year after the cost is incurred for the
22activity, file notice of the lien in the office of the recorder
23in the county in which the abandoned residential property or
24any real property of the property owner is located or, if the
25abandoned residential property or any real property of the

 

 

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1property owner is registered under the Torrens system, in the
2office of the Registrar of Titles of that county, a sworn
3statement setting out:
4        (1) a description of the abandoned residential
5    property that sufficiently identifies the parcel;
6        (2) the amount of the cost of the activity;
7        (3) the date or dates when the cost for the activity
8    was incurred by the municipality; and
9        (4) a statement that the lien has been filed pursuant
10    to subsection (d) of Section 11-20-7, subsection (d) of
11    Section 11-20-8, subsection (d) of Section 11-20-12,
12    subsection (e) of Section 11-20-13, or Section 11-31-1.01,
13    as applicable.
14    If, for any abandoned residential property, the
15municipality engaged in any activity on more than one occasion
16during the course of one year, then the municipality may
17combine any or all of the costs of each of those activities
18into a single notice of lien.
19    (c) To enforce a lien pursuant to this Section, the
20municipality must maintain contemporaneous records that
21include, at a minimum: (i) a dated statement of finding by the
22municipality that the property for which the work is to be
23performed has become abandoned residential property, which
24shall include (1) the date when the property was first known or
25observed to be unoccupied by any lawful occupant or occupants,
26(2) a description of the actions taken by the municipality to

 

 

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1contact the legal owner or owners of the property identified on
2the recorded mortgage, or, if known, any agent of the owner or
3owners, including the dates such actions were taken, and (3) a
4statement that no contacts were made with the legal owner or
5owners or their agents as a result of such actions, (ii) a
6dated certification by an authorized official of the
7municipality of the necessity and specific nature of the work
8to be performed, (iii) a copy of the agreement with the person
9or entity performing the work that includes the legal name of
10the person or entity, the rate or rates to be charged for
11performing the work, and an estimate of the total cost of the
12work to be performed, (iv) detailed invoices and payment
13vouchers for all payments made by the municipality for such
14work, and (v) a statement as to whether the work was engaged
15through a competitive bidding process, and if so, a copy of all
16proposals submitted by the bidders for such work.
17    (d) A lien under this Section shall be enforceable
18exclusively at the hearing for confirmation of sale of the
19abandoned residential property that is held pursuant to
20subsection (b) of Section 15-1508 of the Code of Civil
21Procedure and shall be limited to a claim of interest in the
22proceeds of the sale and subject to the requirements of this
23Section. Any mortgagee who holds a mortgage on the property, or
24any beneficiary or trustee who holds a deed of trust on the
25property, may contest the lien or the amount of the lien at any
26time during the foreclosure proceeding upon motion and notice

 

 

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1in accordance with court rules applicable to motions generally.
2Grounds for forfeiture of the lien or the superior status of
3the lien granted by subsection (a) of this Section shall
4include, but not be limited to, a finding by the court that:
5(i) the municipality has not complied with subsection (b) or
6(c) of this Section, (ii) the scope of the work was not
7reasonable under the circumstances, (iii) the work exceeded the
8authorization for the work to be performed under subsection (a)
9of Section 11-20-7, subsection (a) of Section 11-20-8,
10subsection (a) of Section 11-20-12, subsection (a) of Section
1111-20-13, or subsection (a) of Section 11-31-1.01, as
12applicable, or (iv) the cost of the services rendered or
13materials provided was not commercially reasonable. Forfeiture
14of the superior status of the lien otherwise granted by this
15Section shall not constitute a forfeiture of the lien as a
16subordinate lien.
17    (e) Upon payment of the amount of a lien filed under this
18Section by the mortgagee, servicer, owner, or any other person,
19the municipality shall release the lien, and the release may be
20filed of record by the person making such payment at the
21person's sole expense as in the case of filing notice of lien.
22    (f) Notwithstanding any other provision of this Section, a
23municipality may not file a lien pursuant to this Section for
24activities performed pursuant to Section 11-20-7, Section
2511-20-8, Section 11-20-12, Section 11-20-13, or Section
2611-31-1.01, if: (i) the mortgagee or servicer of the abandoned

 

 

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1residential property has provided notice to the municipality
2that the mortgagee or servicer has performed or will perform
3the remedial actions specified in the notice that the
4municipality otherwise might perform pursuant to subsection
5(d) of Section 11-20-7, subsection (d) of Section 11-20-8,
6subsection (d) of Section 11-20-12, subsection (e) of Section
711-20-13, or Section 11-31-1.01, provided that the remedial
8actions specified in the notice have been performed or are
9performed or initiated in good faith within 30 days of such
10notice; or (ii) the municipality has provided notice to the
11mortgagee or servicer of a problem with the property requiring
12the remedial actions specified in the notice that the
13municipality otherwise would perform pursuant to subsection
14(d) of Section 11-20-7, subsection (d) of Section 11-20-8,
15subsection (d) of Section 11-20-12, subsection (e) of Section
1611-20-13, or Section 11-31-1.01, and the mortgagee or servicer
17has performed or performs or initiates in good faith the
18remedial actions specified in the notice within 30 days of such
19notice.
20    (g) This Section and subsection (d) of Section 11-20-7,
21subsection (d) of Section 11-20-8, subsection (d) of Section
2211-20-12, subsection (e) of Section 11-20-13, or Section
2311-31-1.01 shall apply only to activities performed, costs
24incurred, and liens filed after the effective date of this
25amendatory Act of the 96th General Assembly.
26    (h) For the purposes of this Section and subsection (d) of

 

 

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1Section 11-20-7, subsection (d) of Section 11-20-8, subsection
2(d) of Section 11-20-12, subsection (e) of Section 11-20-13, or
3Section 11-31-1.01:
4    "Abandoned residential property" means any type of
5permanent residential dwelling unit, including detached single
6family structures, and townhouses, condominium units and
7multifamily rental apartments covering the entire property,
8and manufactured homes treated under Illinois law as real
9estate and not as personal property, that has been unoccupied
10by any lawful occupant or occupants for at least 90 days, and
11for which after such 90 day period, the municipality has made
12good faith efforts to contact the legal owner or owners of the
13property identified on the recorded mortgage, or, if known, any
14agent of the owner or owners, and no contact has been made. A
15property for which the municipality has been given notice of
16the order of confirmation of sale pursuant to subsection (b-10)
17of Section 15-1508 of the Code of Civil Procedure shall not be
18deemed to be an abandoned residential property for the purposes
19of subsection (d) of Section 11-20-7, subsection (d) of Section
2011-20-8, subsection (d) of Section 11-20-12, subsection (e) of
21Section 11-20-13, and Section 11-31-1.01 of this Code.
22    "MERS program" means the nationwide Mortgage Electronic
23Registration System approved by Fannie Mae, Freddie Mac, and
24Ginnie Mae that has been created by the mortgage banking
25industry with the mission of registering every mortgage loan in
26the United States to lawfully make information concerning each

 

 

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1residential mortgage loan and the property securing it
2available by Internet access to mortgage originators,
3servicers, warehouse lenders, wholesale lenders, retail
4lenders, document custodians, settlement agents, title
5companies, insurers, investors, county recorders, units of
6local government, and consumers.
7    (i) Any entity or person who performs a removal, securing,
8or enclosing activity pursuant to the authority of a
9municipality under subsection (d) of Section 11-20-7,
10subsection (d) of Section 11-20-8, subsection (d) of Section
1111-20-12, subsection (e) of Section 11-20-13, or Section
1211-31-1.01, may, in its, his, or her own name, file a lien
13pursuant to subsection (b) of this Section and appear in a
14foreclosure action on that lien pursuant to subsection (d) of
15this Section in the place of the municipality, provided that
16the municipality shall remain subject to subsection (c) of this
17Section, and such party shall be subject to all of the
18provisions in this Section as if such party were the
19municipality.
20    (i-5) All amounts received by the municipality for costs
21incurred pursuant to this Section for which the municipality
22has been reimbursed under Section 7.31 of the Illinois Housing
23Development Act shall be remitted to the State Treasurer for
24deposit into the Abandoned Residential Property Municipality
25Relief Fund.
26    (j) If prior to subsection (d) of Section 11-20-7,

 

 

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1subsection (d) of Section 11-20-8, subsection (d) of Section
211-20-12, and subsection (e) of Section 11-20-13 becoming
3inoperative a lien is filed pursuant to any of those
4subsections, then the lien shall remain in full force and
5effect after the subsections have become inoperative, subject
6to all of the provisions of this Section. If prior to the
7repeal of Section 11-31-1.01 a lien is filed pursuant to
8Section 11-31-1.01, then the lien shall remain in full force
9and effect after the repeal of Section 11-31-1.01, subject to
10all of the provisions of this Section.
11(Source: P.A. 96-856, eff. 3-1-10; 96-1419, eff. 10-1-10.)
 
12    Section 99. Effective date. This Act takes effect upon
13becoming law.